Torn between Sherman Oaks and Encino? You’re not alone. Both offer sun, space and that classic Ventura Boulevard energy, yet the day-to-day feel can be very different. In this guide, you’ll quickly compare commute patterns, walkability, schools, parks and pricing so you can pick the neighborhood that fits your life. Let’s dive in.
Quick matchup: the essentials
- Prices: Recent market snapshots show Sherman Oaks with a January 2026 median sale price around $1.50M, while Encino comes in near $1.45M. Zillow’s index places overall values in the $1.32M to $1.40M range, reflecting different methodologies. Per-square-foot values cluster around the high-$600s to low-$700s, varying by pocket and property type.
- Walkability: Sherman Oaks’ Ventura Boulevard/Galleria core is notably walkable, with a Walk Score in the low 80s in the retail node. Encino’s neighborhood-wide score trends lower in the mid-60s, with walkability concentrated along Ventura. See a block-level example on the Ventura Boulevard Walk Score in Sherman Oaks.
- Commute: Both areas are framed by the US-101 and I-405. Average commute times hover in the low 30-minute range by ZIP proxies, but route geometry matters. Review commute data for the corridor on Census Reporter’s ZIP profiles.
- Retail and dining: Sherman Oaks has a concentrated evening hub around the Sherman Oaks Galleria’s restaurant row. Encino’s Ventura corridor is more linear, with clusters around Encino Commons and the Balboa–White Oak stretch.
- Parks and open space: Both access the Sepulveda Basin, but Encino sits closer to large green spaces like Woodley Park and golf courses, which is a differentiator. The City Planning community plan outlines the area context for parks and land use; review it here.
Commute and transportation
Freeway access in real life
Your daily route will likely pivot around the US-101 and I-405. Sherman Oaks sits east of the 405 and includes the major 101/405 interchange at the Galleria, which can be convenient if you need quick access to both freeways. Encino lies west of the 405 with easy access to the 101 and surface routes like Sepulveda and Ventura. For a sense of neighborhood boundaries and orientation, see the Encino Neighborhood Council map.
If you work on the Westside, Encino’s position west of the 405 can be marginally advantageous on paper. If you need to reach Burbank, Studio City or the Laurel Canyon studio corridor, Sherman Oaks’ proximity to the 101 can shave a few minutes. Peak congestion often outweighs small geographic advantages, so plan a couple of test drives at your actual commute hours.
Transit options to know
Ventura Boulevard is served by multiple Metro routes, and recent service enhancements have focused on more frequent trips to reduce wait times. You can read about Metro’s push for more frequent service here. New bus lanes on Sepulveda and segments of Ventura are designed to improve reliability during peak hours; see coverage of these improvements in Streetsblog’s report.
If you use the Valley’s G Line BRT, be aware of ongoing construction at Van Nuys Station and related detours through 2027. Metro posts project updates and temporary stop information; check the latest G Line Van Nuys Station notice.
Which commute fits you
- Westside or Santa Monica: Encino’s location west of the 405 may reduce cross-Valley backtracking.
- Burbank, Studio City or Hollywood: Sherman Oaks can offer quicker 101 or canyon access.
- Downtown LA: Either can work. Try both freeway and surface street combinations during your commute window.
- Transit-dependent: Favor pockets closest to Ventura Boulevard and Sepulveda bus lanes for more reliable service.
Walkability, dining, and parks
Retail and dining vibe
If you crave a lively, walkable evening scene, Sherman Oaks’ Galleria area and adjacent Ventura Boulevard blocks provide a concentrated mix of restaurants, cafés and cinemas. Explore the anchor and surrounding restaurants via the Sherman Oaks Galleria overview.
Encino’s character is more linear and relaxed, with clusters of eateries and shops spread along Ventura Boulevard, including the Encino Commons BID corridor. You’ll find a steady mix of brunch spots, bakeries and neighborhood restaurants. If your ideal weekend stroll is a single, bustling block, you may lean Sherman Oaks. If you like a calmer boulevard and easy parking, you may prefer Encino.
Parks and open space
Both neighborhoods share excellent access to the Sepulveda Basin. Encino edges closer to major recreational assets like Woodley Park, multiple golf courses, and the Los Encinos State Historic Park, making it a standout for buyers who prioritize large, accessible green spaces. Sherman Oaks residents use many of the same Basin amenities and enjoy smaller neighborhood parks and recreation centers. The city planning overview offers a useful snapshot of how open space and land use shape this part of the Valley.
Schools and enrollment tips
Both Sherman Oaks and Encino are served by LAUSD and also offer charter and private school options. Attendance boundaries and program availability can change, and some schools require applications or lotteries. Before you assume a specific assignment, verify the details for your exact address using LAUSD’s tools and contact the school directly for tour information and enrollment steps. LAUSD provides guidance and links to its Resident School Identifier and eChoices portals on its site; start with this LAUSD information page.
Families commonly explore the following examples, depending on address and preference:
- Sherman Oaks: Kester Avenue Elementary, Dixie Canyon Community Charter, and area middle schools such as Louis D. Armstrong Middle. Local families also consider private options like Notre Dame High School in Sherman Oaks.
- Encino: Encino Charter Elementary, Lanai Road Elementary, and Hesby Oaks Leadership Charter, with Gaspar de Portola Middle nearby. Some families feed into charter high schools like Birmingham Community Charter High or look to private options in nearby Studio City.
Use neutral, address-verified information to guide decisions. Plan to review school websites, current performance dashboards, program offerings and principal communications, and consider scheduling tours.
Housing types and pricing
What the homes look like
- Encino: North of Ventura you’ll find traditional single-family homes on flatter lots in the “flats.” South of Ventura, hillside streets feature larger lots with a mix of classic ranch, Mediterranean and newer rebuilds. Always evaluate lot size, slope and street layout when comparing listings. The Encino–Tarzana community plan describes the flats-versus-hills distinction; you can review the planning context here.
- Sherman Oaks: Expect a broader mix near Ventura, including condos, townhomes and multi-family buildings close to the Galleria and retail blocks. Single-family homes anchor the quieter side streets north and south of Ventura. If you want a townhome or condo near dining, Sherman Oaks typically offers more options in that category.
What the numbers say
- Median prices: As of January 2026, Sherman Oaks’ median sale price sits near $1.50M and Encino’s near $1.45M, based on MLS-derived snapshots. Zillow’s Home Value Index shows overall values around $1.32M to $1.40M for the same timeframe due to its smoothing methodology.
- Price per square foot: Both neighborhoods cluster roughly in the $650 to $720 per square foot range, with premium pockets higher and some properties lower depending on condition, location and lot type.
These neighborhood medians are useful for framing budgets, but block-by-block differences are significant. Hillside lots, walkable retail adjacency, views, privacy and recent renovations can all swing value. For a purchase or sale decision, you’ll want the most recent, hyperlocal comps and on-the-ground context.
Practical buying notes
- Lot usability: Compare yard flatness, slope and retaining walls, especially in Encino’s hills.
- Noise and traffic: Consider proximity to Ventura Boulevard and the 101/405. Visit at different times of day.
- Parking and permits: Some blocks near dining corridors have tighter evening parking or permit rules.
- Remodel and permits: Many Valley homes have additions or ADUs. Verify permit history and workmanship.
- HOA due diligence: If buying a condo or townhome, review reserves, rules, pending litigation and special assessments.
How to choose: a quick checklist
- Commute fit: Time your actual routes during peak hours for both neighborhoods. Include a backup route.
- Lifestyle: Do you want walkable evenings and a buzzy restaurant core, or quieter residential streets and easy green space?
- Home type: Are you seeking a condo or townhome near Ventura, or a larger-lot single-family home in the flats or hills?
- Budget alignment: Match your target price range to the right subpockets and property types.
- School planning: Verify address-based assignments with LAUSD tools and note charter deadlines.
- Noise tolerance: Evaluate freeway and boulevard proximity, especially along Ventura.
- Inspection priorities: Focus on slope, drainage and retaining walls in the hills; confirm permits for additions and ADUs.
Work with a local advisor
Choosing between Sherman Oaks and Encino comes down to the tradeoffs you value most: commute routing, walkable nights out, larger lots or turnkey condo convenience. When you’re ready to compare live listings, test commutes and pressure-test pricing with current comps, connect with Shalaya Shipman for data-backed guidance and white-glove support. Get your free home valuation and a tailored plan for your next move.
FAQs
What are average commute times in Sherman Oaks and Encino?
- ZIP-based estimates show mean commutes in the low 30-minute range, but your actual time will vary by destination and departure; test your routes and review Census Reporter data.
Is Sherman Oaks more walkable than Encino?
- In retail cores, yes: Sherman Oaks’ Ventura Boulevard node scores in the low 80s on Walk Score, while Encino trends lower overall with walkability concentrated along Ventura; see an example here.
How do I verify my public school assignment in LAUSD?
- Use LAUSD’s Resident School Identifier and review eChoices and school websites for enrollment and program details; start with this LAUSD info page and confirm assignments by exact address.
How do home prices compare right now?
- Recent snapshots show Sherman Oaks around a $1.50M median sale price and Encino near $1.45M, with both neighborhoods typically in the high-$600s to low-$700s per square foot; rely on up-to-date local comps for a specific property.
Which neighborhood has better access to parks and recreation?
- Both access the Sepulveda Basin, but Encino sits closer to large parks and golf courses, a distinguishing feature; review the city’s planning context here.
If I rely on transit, what should I know before choosing?
- Favor addresses near Ventura or Sepulveda bus corridors, note new bus lanes that improve peak service, and check G Line construction updates through 2027 on Metro’s site, including the Van Nuys Station notice.
